290 Grandview Ave
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10582, -122.50069
Executive Verdict · Public-Records Synthesis
Zoned A2 in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,723,000 ($1,516,000–$1,930,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$378,854 contributory est.)
Public building records show issued construction/renovation work on this parcel (6 total permits, latest May 30, 2023).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
Accessory dwelling unit at 302 Grandview Ave: Active in "Issued" for 3.5 yr (first record May 30, 2023) with no new permit activity recorded in 3.5 yr.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 4 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 363 Grandview Ave (0.18 mi S, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 39,378 sq ft (0.90 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 290 GRANDVIEW AVE; 302 GRANDVIEW AVE
Zoning & Land Use
A2 — Agriculture Limited (Unincorporated Marin)
Undesignated — Undesignated (Novato)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned A2 (agricultural): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in Undesignated.
- SB 9: two homes on the lotUnlikely
Zoned A2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
- SB 9: split into two lotsUnlikely
Zoned A2 (agricultural), not a single-family residential zone. The parcel point also falls in Undesignated.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0282E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,516,000 – $1,930,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 302 Grandview Ave (Issued)On this parcel
Active in "Issued" for 3.5 yr (first record May 30, 2023) with no new permit activity recorded in 3.5 yr.
- Demolition (89154) (Applied)On this parcel
Pending in review for 5 yr (33.4× the 55d median) — slower than 90% of demolition permits in Unincorporated Marin (median 55d, 90th pct 261d, n=130).
- Accessory dwelling unit at 363 Grandview Ave (Applied)0.18 mi S
In "Applied" for 2.5 yr (since Apr 26, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 315 Laurel Ave (Applied)0.22 mi E
In "Applied" for 2.8 yr (since Feb 7, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (1 on parcel, 6 in ½ mi · New garage / accessory structure); J And J Electric (1 on parcel, 1 in ½ mi · Accessory dwelling unit (new or conversion)); Richard Osorio Heating And Air (1 on parcel, 1 in ½ mi · HVAC / heat pump); Auto Charge Electric (1 on parcel, 1 in ½ mi · Electrical / panel); Owner (4 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (6 permits, 2 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B34085 | Accessory dwelling unit (new or conversion) | Issued | Iss. May 30, 2023 | $44,888 | Revision to permit 173205 because of change in roof. Provide and install 13.32kW roof-mount PV system to new ADU |
| 173205 | Solar / battery storage | Issued | Iss. Jan 18, 2023 | $44,888 | 13.32kw Rooftop Photovoltaic On A D U |
| B32048 | HVAC / heat pump | Issued | Iss. Dec 14, 2022 | $20,500 | Replace furnace with heat pump. Replace all ducts — Replace Ductwork, Replace Mechanical Appliance |